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75-77 Kissling St

South of Market, SF 94103 3517020 2 units · 2 fl · 1908

A handful of records on file over the last seven years, and our model puts this building at a low risk of further maintenance problems in the next 12 months. A few records worth reading before you sign. Check whether they were closed out, and ask what was actually fixed.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in South of Market — not a forecast
At or below average
avg 3.3
0
FewerMore

This building has 0 novs (7y), at or below the South of Market average of 3.3.

Rent & eviction protection

Is 75-77 Kissling St rent-controlled?

San Francisco's Rent Ordinance caps rent increases and provides eviction protection for most residential units built before 1979 with 2+ units. Here's how this building scores.

Built before 1979
Built 1908
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
SLR
Likely rent-controlled. Building age and unit count suggest this property falls under San Francisco's Rent Ordinance.

Based on SF Assessor records. Not legal advice — confirm with the SF Rent Board.

Statewide backstop · AB 1482

California Tenant Protection Act of 2019

Even when a building isn't covered by local rent stabilization, the statewide Tenant Protection Act (AB 1482) may still apply. It caps annual rent increases and requires the landlord to state a legal reason to end most tenancies.

15+ years since occupancy
Built 1908
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
Local rent control likely takes priority. This building appears to fall under the local ordinance above, which is stronger than AB 1482. Where a local just-cause ordinance applies, its rules govern instead of the state cap.

AB 1482 does not apply to single-family homes and condos unless owned by a corporation, REIT, or an LLC with a corporate member; to owner-occupied duplexes; or to deed-restricted affordable housing. The Act is in effect until January 1, 2030. Not legal advice — see the California landlord–tenant guide.

Building characteristics
Units2
Floors2
Year built1908
Total area2,184 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot3517020
Ownership

Registered owner per SF Assessor-Recorder (secured roll).

Owner name
Mailing address
72 Kissling St San Francisco CA 94103
Last sale
—

Landlord portfolio

Other SF properties this owner holds, with a risk rating for each.

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Multiple entrances & addresses

Included addresses

All street addresses sharing this blocklot that are covered by this report.

77 Kissling St, San Francisco, CA 94103
75 Kissling St, San Francisco, CA 94103
Augrented Insights
Initial analysis

The two-unit residential building at 75-77 Kissling Street, located in San Francisco's South of Market neighborhood, is a two-story flats and duplex structure built in 1908 and currently owned by Sally Larsen. The building has undergone several significant maintenance and improvement projects over its history, including a complete reroofing in 2005 costing $6,521, and an attempted window replacement project in 2003 involving eight windows at the front of the building, for which permits were obtained but had subsequently expired. This window replacement project was initially documented through a building complaint for unauthorized work in September 2003, though the violation was abated within weeks.

In recent years, particularly in 2016, there were two complaints regarding improper paint scraping work and lack of containment measures, though these were also resolved. The building and its immediate surroundings have experienced various maintenance and safety issues typical for the urban area, as evidenced by multiple 311 calls in the past year, including reports of graffiti, human/animal waste on streets, and bicycle lane blocking incidents. Between 2022 and 2023, there were several instances of graffiti (most recently noted in November 2023), three reports of human/animal waste (two in 2022 and one in October 2023), and multiple complaints about vehicles blocking bicycle lanes. However, these recent incidents appear to be more related to the street area around the building rather than the building itself. The property's documented permit and violation history suggests generally responsive management to compliance issues when they arise, though there have been instances of work being performed without proper permits or notification.

AI-generated · may contain errors · check the source data tables below

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Risk rating

How 75-77 Kissling St's risk score is calculated

We trained a model on 7 years of SF DBI inspection data — notice of violation filings, complaint history, and owner track records. It estimates the probability that DBI inspectors will issue a Notice of Violation at this address in the next 12 months. Lower % = safer.

What the score means for you

Lower risk — safer than most nearby

DBI rarely finds violations here. Strong maintenance history and a clean complaint record.

Typical — about average for the neighborhood

Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.

Higher risk — riskier than most nearby

Elevated violation and complaint history. DBI has found issues here before and is statistically likely to again.

Neighborhood percentile
55thpercentile

Out of 430 buildings in this neighborhood, 194 are predicted to be safer. The band is relative to this neighborhood, so a share of every neighborhood falls in each colour.

RiskiestSafest
Predicted 12-month outcome
74%
No DBI
violation
26%
DBI violation
likely
Model explanation

What's driving this score

The three data points that most influenced this building's risk rating — ranked by the weight the model placed on each one.

Neighborhood (ZIP code)

The ZIP code captures local housing market and enforcement patterns that affect all buildings in the area.

Building age

Older buildings tend to have more maintenance challenges; SF's pre-1906 earthquake housing stock carries distinct risk.

Neighborhood location

Precise location is a proxy for neighborhood-level risk — some SF blocks have systematically higher DBI activity.

12-Month risk forecast
Low failure risk 26%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

75-77 Kissling St apartment reviews

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On the map

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8 found
The story over time

75-77 Kissling St event timeline

Violations, complaints, fire incidents, permits, and buyouts — most recent records in order.

2025
311 Request Jul 16
Abandoned vehicle
Parking Enforcement
311 RequestMay 13
Garbage and debris

See all 3 events

Full history back to 2025 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 75-77 Kissling St apartments

13 SF public datasets for this parcel — permits, violations, complaints, fire records, 311 calls, planning records, and buyouts.

Side by side

How 75-77 Kissling St compares to the neighborhood

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